Our lawyer has discovered a defect with the lease for the flat we are buying in Northfleet. The other side have offered title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer has advised that he must check that the lender is content with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

What is the difference between a licensed conveyancer and conveyancing solicitor in Northfleet

There are many recorded licenced Conveyancers in Northfleet and Solicitor partnerships in Northfleet offering conveyancing It is important to make clear that both are regulated professionals specialising in the legal aspects of the home buying process. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I am currently in the process of buying my council flat in Northfleet. I have a mortgage offer with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

I currently have a mortgage with Yorkshire BS for my property in Northfleet. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?

Yorkshire BS must be informed of your intention in advance of renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel solicitor.

How difficult is it to transfer to a new conveyancer as I have to select a firm on the Skipton Building Society conveyancing list. I instructed a family conveyancing solicitor in Northfleet round the corner but he is not accepted by Skipton Building Society

It would be our pleasure to assist you find a conveyancing solicitor in Northfleet on the Skipton Building Society panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Northfleet. In utilising search facility on this website, you can compare charges for conveyancing solicitors in Northfleet and beyond.

Can you provide any advice for leasehold conveyancing in Northfleet with the aim of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Northfleet can be reduced if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the buyers’ conveyancers.
If you hold a share in a the freehold, you should ensure that you are holding the original share certificate. Arranging a re-issued share certificate can be a lengthy process and slows down many a Northfleet home move. If a duplicate share is required, do contact the company officers or managing agents (where applicable) for this sooner rather than later. Many freeholders or Management Companies in Northfleet charge for providing management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Northfleet. You believe that you know the number of years remaining on your lease but it would be wise to verify this via your solicitors. A buyer’s conveyancer will not be happy to advise their client to where the remaining number of years is below 80 years. In the circumstances it is essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.

I invested in buying a basement flat in Northfleet, conveyancing having been completed in 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Northfleet with over 90 years remaining are worth £179,000. The average or mid-range amount of ground rent is £65 yearly. The lease runs out on 21st October 2082

You have 57 years remaining on your lease we estimate the premium for your lease extension to range between £26,600 and £30,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

My partner and I intend to acquire our first house in Northfleet. Conveyancing lawyer already selected. The broker suggested that a survey is not appropriate as the house is only 17 years old.

The bare minimum you need a Home Buyer's Report. As the residence was built more than a decade ago the property will not come with a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could be enough. They will highlight any obvious problems and suggest additional investigation if appropriate. If there are any indications of problems obtain a comprehensive structural survey.